The California situation
California Business and Professions Code sections 7195 to 7199 define a home inspection and require it to be performed with the degree of care a reasonably prudent home inspector would exercise. The law also bars home inspectors from doing repairs on properties they have inspected within the past 12 months. But there is no state exam or license. That makes your due diligence more important.
Credentials worth looking for
- ASHI (American Society of Home Inspectors): long-established standards of practice and a certified inspector level.
- InterNACHI (International Association of Certified Home Inspectors): large association with training requirements.
- CREIA (California Real Estate Inspection Association): California-focused standards and education.
- Master Inspector Certification Board (CMI): designation for inspectors with many years and many inspections.
- Contractor or engineering background: useful, but not required.
- Specialty certifications: pool, mold, radon, thermal imaging, commercial.
Ten questions to ask
- How long have you been inspecting, and how many inspections have you done?
- Which standards of practice do you follow?
- Can I see a sample report for a house like this one?
- How long will the inspection take, and can I attend?
- When will I get the report?
- Do you carry errors and omissions and general liability insurance?
- Do you walk the roof, enter the attic and crawlspace?
- What does the fee include, and what costs extra (pool, sewer camera, ADUs)?
- Do you offer thermal imaging or other tools?
- Will you answer questions after the report is delivered?
Read the pre-inspection agreement
The agreement defines the scope and may include limitations of liability or arbitration clauses. Read it before the inspection day, not in the driveway.
Red flags
- No sample report.
- Unwilling to have you attend.
- Offers to do the repairs.
- Pricing far below everyone else, with a very short visit.
Common questions
Should I use the inspector my agent recommends?
Many agents recommend good inspectors. Still, do your own checks. Ask for two or three names, look at their sample reports, and choose the one whose report you understand best.
What do ASHI and InterNACHI membership mean?
Both are professional associations with standards of practice, codes of ethics, entrance requirements and continuing education. ASHI Certified Inspector status requires passing the National Home Inspector Examination and a minimum number of inspections. InterNACHI requires online exams and training. CREIA is a California association with its own standards.